2805 Riverview St · McKeesport, PA 15132

$74,800

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 265 Days on market

Built 1928 2,874 sqft lot $87/sqft · 50% above area Est $50k · 50% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid, move-in ready 2-bed, 1-bath home with a nice backyard. Home is freshly painted with new LVP flooring and new appliances. Enjoy a covered front porch and a partially covered rear patio area.

Key facts

• Covered front porch
• Backyard
• New appliances

Tags

• BACKYARD
• COVERED FRONT PORCH
• PARTIALLY COVERED REAR PATIO
• NEW LVP FLOORING
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,089 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Mckeesport Area SD (suburban): math 11% / reading 28% proficiency, ranked #499 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Founders Hall Middle Sch (math 2% / reading 26%, grade F, #480 of 512 statewide, top 94%, 695 students, 100% FRL); Mckeesport Area Shs (math 22% / reading 30%, grade F, #372 of 437 statewide, top 86%, 1,045 students, 78% FRL) — zoned schools average 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 34% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $517 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,824 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (median comp): $49,891
• List price: $74,800
• Delta: 49.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Riverview St	0.00mi	2/1.0	864 (0%)	0mo	$65,000	$75	100
2720 Garbett St	0.26mi	3/2.0 (+1)	888 (+3%)	2mo	$30,000	$34	73
444 27th St	0.21mi	3/1.5 (+1)	812 (-6%)	9mo	$132,000	$163	66
3001 Riverview St	0.10mi	3/1.0 (+1)	775 (-10%)	14mo	$87,000	$112	61
2407 Harrison St	0.54mi	2/1.0	832 (-4%)	12mo	$58,000	$70	59
2714 Kansas St	0.52mi	2/2.0	912 (+6%)	11mo	$124,900	$137	54
2004 Orofino St	0.59mi	2/2.0	825 (-4%)	8mo	$130,500	$158	54
2620 Kansas St	0.48mi	2/1.0	972 (+12%)	8mo	$51,550	$53	50
2619 Harrison St	0.59mi	2/1.0	955 (+10%)	8mo	$69,900	$73	48
2905 Idaho St	0.68mi	2/1.5	825 (-4%)	16mo	$31,500	$38	46
2120 Dalton St	0.72mi	2/1.0	928 (+7%)	12mo	$64,900	$70	44
1211 Meadow St	0.47mi	3/1.0 (+1)	992 (+15%)	8mo	$56,915	$57	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $6,624
• Equity at exit: $11,153

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $29,909
• Equity at exit: $6,467

Cash invested: $20,944 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15132

• Home prices YoY: -32.9%
• Active inventory: 114
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$392
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $294

Break-even live

Break-even rent $626

Max offer price $74,800

Occupancy floor 66%

Sensitivity live

Price	-10% $337	-5% $315	+0% $294	+5% $273	+10% $252
Rent	-10% $215	-5% $255	+0% $294	+5% $334	+10% $373
Rate	-1.0pp $332	-0.5pp $313	base $294	+0.5pp $275	+1.0pp $255

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,700
• Closing costs: $2,244
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	45d	1	0.36mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	45d	1	0.43mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	45d	1	0.45mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	18d	1	0.59mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	45d	1	1.08mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	14d	3	1.13mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	45d	1	1.13mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	16d	1	1.13mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	14d	1	1.13mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	45d	1	1.26mi
505 Olympia Park Plz McKeesport, PA	1.0	1.0	800	$775	$0.97	25d	1	1.35mi
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	25d	1	1.39mi

Listing history 12 events

1. 2026-05-11
   status Pending 196-char remark

   Show marketing remark (196 chars)

   Solid, move-in ready 2-bed, 1-bath home with a nice backyard. Home is freshly painted with new LVP flooring and new appliances. Enjoy a covered front porch and a partially covered rear patio area.

2. 2026-02-24
   price $74,800 196-char remark

   Show marketing remark (196 chars)

   Solid, move-in ready 2-bed, 1-bath home with a nice backyard. Home is freshly painted with new LVP flooring and new appliances. Enjoy a covered front porch and a partially covered rear patio area.

3. 2025-10-14
   price $74,900 196-char remark

   Show marketing remark (196 chars)

   Solid, move-in ready 2-bed, 1-bath home with a nice backyard. Home is freshly painted with new LVP flooring and new appliances. Enjoy a covered front porch and a partially covered rear patio area.

4. 2025-09-23
   price $79,900 196-char remark

   Show marketing remark (196 chars)

   Solid, move-in ready 2-bed, 1-bath home with a nice backyard. Home is freshly painted with new LVP flooring and new appliances. Enjoy a covered front porch and a partially covered rear patio area.

5. 2025-08-19
   listed $84,900 Active 196-char remark

   Show marketing remark (196 chars)

   Solid, move-in ready 2-bed, 1-bath home with a nice backyard. Home is freshly painted with new LVP flooring and new appliances. Enjoy a covered front porch and a partially covered rear patio area.

6. 2025-07-13
   historical $950
7. 2025-06-29
   listed $950
8. 2024-01-23
   soldstatus $796,982
9. 2011-01-14
   soldstatus $12,000
10. 2011-01-07
    price $16,900 242-char remark

    Show marketing remark (242 chars)

    Nicely kept house located in Myer Park district. Move in condition. Utilities are on ! Huge yard and plenty of storage space. Newer furnace and updated roof. Original woodwork and leaded glass. Comfortable front and back porches. Wood floors,

11. 2011-01-07
    soldstatus $12,000 242-char remark

    Show marketing remark (242 chars)

    Nicely kept house located in Myer Park district. Move in condition. Utilities are on ! Huge yard and plenty of storage space. Newer furnace and updated roof. Original woodwork and leaded glass. Comfortable front and back porches. Wood floors,

12. 2010-11-17
    listed $12,000 242-char remark

    Show marketing remark (242 chars)

    Nicely kept house located in Myer Park district. Move in condition. Utilities are on ! Huge yard and plenty of storage space. Newer furnace and updated roof. Original woodwork and leaded glass. Comfortable front and back porches. Wood floors,

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $852 · $71/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$165/yr (+$14/mo · 19.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,981
• − Mortgage interest: −$4,190
• − Property taxes: −$852
• − Insurance: −$374
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,176
• Taxable income: $2,472
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $2,938/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mckeesport Area SD
• NCES district ID: 4214940
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,779
• Composite: 15.88/100
• National rank: #9257
• State rank: #499 of 539 in PA

Livability — McKeesport

• Score: 66/100
• State rank: #1089
• US rank: #12321

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKeesport, PA
• County: Allegheny County · 1,022,028 people
• City population: 25,010
• Metro: Pittsburgh, PA
• Population (ZIP): 18,898
• Household income: $35,397
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1239.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 35% Two or more races 10% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 5% Serbian 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.01%
• Current HPI: 145.195
• Rent YoY: —
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+523.3% since first listed

12 events — show timeline

• 2026-05-11 Pending — West Penn MLS
• 2026-02-24 Price Changed $74,800 West Penn MLS
• 2025-10-14 Price Changed $74,900 West Penn MLS
• 2025-09-23 Price Changed $79,900 West Penn MLS
• 2025-08-19 Listed $84,900 West Penn MLS
• 2025-07-13 Rental Removed $950 APPFOLIO
• 2025-06-29 Listed for Rent $950 APPFOLIO
• 2024-01-23 Sold (Public Records) $796,982 Public Records
• 2011-01-14 Sold (Public Records) $12,000 Public Records
• 2011-01-07 Sold (MLS) $12,000 West Penn MLS
• 2011-01-07 Price Changed $16,900 West Penn MLS
• 2010-11-17 Listed $12,000 West Penn MLS

Property tax history

+6.2%/yr

Latest (2026): $852 · +0.0% YoY. Source: county tax records.